Me and my partner are purchasing a 3 bedroom flat in Shard End with a mortgage. We have a Shard End solicitor, however the mortgage company advise she’s not on their "panel". We have to appoint one of the lender panel solicitors or keep our Shard End solicitor and pay for one of their panel lawyers to act for them. We regard this is unjust; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Shard End conveyancing solicitor to apply to be on the conveyancing panel.
Last October we completed a house move in Shard End. We have since encountered a number of problems with the property which we suspect were missed in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been carried out as part of conveyancing in Shard End?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Shard End. Conveyancing searches and due diligence initiated during the legal transfer of property are designed to help avoid problems. As part of the process, a seller completes a document called a Seller’s Property Information Form. answers provided is misleading, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Shard End.
It is is a decade since I purchased my home in Shard End. Conveyancing solicitors have just been retained on the sale but I can't track down the title documents. Will this cause complications?
You need not be too concerned. First the deeds may be kept by the mortgage company or they could stored with the conveyancers who handled your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Shard End involves registered property but in the unlikely event that your property is unregistered it is more tricky but is not insurmountable.
What does commercial conveyancing in Shard End cover?
Non domestic conveyancing in Shard End covers a broad range of services, offered by qualified solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
What is the distinction between surveying and conveyancing in Shard End?
Conveyancing - in Shard End or anywhere in England and Wales - is the legal term given to transferring legal title of property from one person to another. It therefore includes the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re intending to buy and will help you find out about the condition of the building and, if there are problems, give you leverage for reducing the price down or asking the vendor to remedy the defects before you complete your move.